The #1 complaint about real estate agents and property managers is lack of communication.

I feel like this should be my agent’s and attorney’s fault frankly.

When it comes to commissions in FSBO deals, it usually means avoiding the real estate agent commission, which can be around 6%.

Their listing agent said they forgot about it and considered it a small claim not worth mentioning.

Real Estate Agent?

I specialize in small multifamily(2-4 units) deals both as an investor and agent. 

I can certainly see what you mean about using SALY as a friend for most years, but unless you want to stay current on all the state/federal income tax laws, you may want to seek out a professional every few years to double-check.

Being handy is a great way to start and learn the business but your time should be spent finding your team and the next deal.Instead of swinging the hammer, focus on expanding your network:1) Agent/wholesalers to send you deals and list them on the back end.2) Contractors that allow a fast, efficient, value focused renovation.3) Lenders that can allow you to close on properties quickly with solid leverage. 

Federally, you're likely to pay 15% on the gains. 

A good place to start would be the agent finder.